{"asOf":"2026-07-26T17:07:42.341Z","block":"100-199 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-w-girard-ave","address":"152 W GIRARD AVE","parcelNumber":"871510340","source":"https://property.phila.gov/?p=871510340","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"PEEV ALEKSANDAR","coOwner":null,"marketValue":264700,"landAssessment":52900,"improvementAssessment":211800,"livableArea":1146,"yearBuilt":1920,"lastSale":{"price":3,"date":"2014-10-24T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"66371","date":"2006-06-05","type":"BC INSP","status":"FAILED"},{"caseNumber":"66371","date":"2006-06-20","type":"BC INSP","status":"FAILED"},{"caseNumber":"66371","date":"2006-06-20","type":"BC INSP","status":"CLOSED"},{"caseNumber":"66371","date":"2006-10-02","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"66371","date":"2006-10-18","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"66371","date":"2007-03-20","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2007,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.969060212045015,"lng":-75.13814611306938,"geom":{"type":"Polygon","coordinates":[[[-75.138157394,39.969105428],[-75.138103,39.969095227],[-75.13812539,39.969025116],[-75.138188837,39.969008006],[-75.138157394,39.969105428]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":495,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"939 RED COAT FARM DR, CHALFONT PA, 18914","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":116200,"taxable":116200,"land":43200,"improvement":73000,"taxableLand":43200,"taxableImprovement":73000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":116200,"taxable":116200,"land":43200,"improvement":73000,"taxableLand":43200,"taxableImprovement":73000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":136300,"taxable":136300,"land":27260,"improvement":109040,"taxableLand":27260,"taxableImprovement":109040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":140300,"taxable":140300,"land":28060,"improvement":112240,"taxableLand":28060,"taxableImprovement":112240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":141700,"taxable":141700,"land":28340,"improvement":113360,"taxableLand":28340,"taxableImprovement":113360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":141700,"taxable":141700,"land":28340,"improvement":113360,"taxableLand":28340,"taxableImprovement":113360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":141700,"taxable":141700,"land":28340,"improvement":113360,"taxableLand":28340,"taxableImprovement":113360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":232200,"taxable":232200,"land":46440,"improvement":185760,"taxableLand":46440,"taxableImprovement":185760,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":232200,"taxable":232200,"land":46440,"improvement":185760,"taxableLand":46440,"taxableImprovement":185760,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":217100,"taxable":217100,"land":43420,"improvement":173680,"taxableLand":43420,"taxableImprovement":173680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":217100,"taxable":217100,"land":43420,"improvement":173680,"taxableLand":43420,"taxableImprovement":173680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":264700,"taxable":264700,"land":52900,"improvement":211800,"taxableLand":52900,"taxableImprovement":211800,"exemptLand":0,"exemptImprovement":0}],"taxNow":3039,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"604251","date":"2015-05-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF ONE (1) 10 FT, UL 710 LISTED COMMERCIAL KITCHEN EXHAUST HOOD WITH EXHAUST AND MAKE UP AIR DUCTWORK AND FANS AS PER APPROVED PLANS. PROPOSED WORK ON 1ST FLOOR/ROOF OF PREVIOUSLY APPROVED RESTAURANT. SEPARATE PERMIT REQUIRED FOR HOOD EXTINGUISHING SYSTEM."},{"number":"607102","date":"2015-05-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 1 PYRO CHEM KITCHEN KNIGHT II 3.0 GALLON WET CHEMICAL COMMERCIAL KITCHEN FIRE SUPRESSION SYSTEM EZ STANDARD KITCHEN FIRE SUPPRESSION- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN HOOD FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2006,"k":"insp","w":"Inspection failed ×2"},{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Suppression"}],"rented":false,"licenses":[{"number":"201660","type":"Food Preparing and Serving","status":"Inactive","businessName":"PEEVA SENKA","legalName":"PEEVA SENKA","address":"152 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-17","latestIssueDate":"2004-05-17","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"402188","type":"Rental","status":"Inactive","businessName":"PETKO PEEV","legalName":"PETKO PEEV","address":"152 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-03-08","latestIssueDate":"2015-03-11","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"461951","type":"Food Preparing and Serving","status":"Inactive","businessName":"MOTTO MIO,LLC (MODO MIO)","legalName":"MOTTO MIO,LLC","address":"152 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-12-01","latestIssueDate":"2016-06-25","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"749835","type":"Food Preparing and Serving","status":"Inactive","businessName":"Pancho's Cafe Inc","legalName":"Pancho's Cafe Inc","address":"152 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-08-25","latestIssueDate":"2024-08-13","expirationDate":"2025-08-24","inactiveDate":"2025-10-23"},{"number":"819155","type":"Rental","status":"Inactive","businessName":"ALEKSANDAR PEEV","legalName":"ALEKSANDAR PEEV ","address":"152 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-07-25","latestIssueDate":"2024-10-13","expirationDate":"2025-07-24","inactiveDate":"2025-09-22"},{"number":"848265","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"Pancho's Cafe Inc","legalName":"Pancho's Cafe Inc","address":"152 W GIRARD AVE","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-08-08","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"}],"licenseActivity":[{"number":"848265","type":"Sidewalk Cafe (Temporary)","businessName":"Pancho's Cafe Inc","legalName":"Pancho's Cafe Inc","issuedDate":"2020-08-08","latestIssueDate":"2021-12-18","closureDate":"2023-03-01","expirationDate":"2022-12-31","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"819155","type":"Rental","businessName":"ALEKSANDAR PEEV","legalName":"ALEKSANDAR PEEV ","issuedDate":"2019-07-25","latestIssueDate":"2024-10-13","closureDate":"2025-09-22","expirationDate":"2025-07-24","inactiveDate":"2025-09-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"749835","type":"Food Preparing and Serving","businessName":"Pancho's Cafe Inc","legalName":"Pancho's Cafe Inc","issuedDate":"2017-08-25","latestIssueDate":"2024-08-13","closureDate":"2025-10-23","expirationDate":"2025-08-24","inactiveDate":"2025-10-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"461951","type":"Food Preparing and Serving","businessName":"MOTTO MIO,LLC (MODO MIO)","legalName":"MOTTO MIO,LLC","issuedDate":"2008-12-01","latestIssueDate":"2016-06-25","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"402188","type":"Rental","businessName":"PETKO PEEV","legalName":"PETKO PEEV","issuedDate":"2007-03-08","latestIssueDate":"2015-03-11","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201660","type":"Food Preparing and Serving","businessName":"PEEVA SENKA","legalName":"PEEVA SENKA","issuedDate":"2004-05-17","latestIssueDate":"2004-05-17","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 64% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $141,700 to $232,200","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 604251 (EXPIRED), 607102 (EXPIRED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 20, 2007.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #201660: Inactive since Dec 22, 2012; Food Preparing and Serving #461951: Inactive since Jun 29, 2017; Food Preparing and Serving #749835: Inactive since Oct 23, 2025; Sidewalk Cafe (Temporary) #848265: Inactive since Mar 1, 2023","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}